Two vendors with different analysis on foundation issue

[Oren H.]

Got a call from my property manager for a SFH I own in Dallas area saying there's a foundation issue. Here's the email he sent me:

"I received the report back today and the vendor has reported that there are signs of foundation movement which will need correction in order to ensure that the property does not receive further damage from the movement. The vendor informs me that the property will need 30 total pilings installed, 17 on the exterior and 13 on the interior meaning that not only will there be foundation work, but a build back after the work is completed, with a full cost of $9400."

The property manager suggested we get a second opinion. We called another vendor and here's the update I got:

"I received the evaluation back from the vendor I assigned to look at your foundation and, unfortunately, there is work needed, but it can be addressed without installing or adjusting the interior piers. I have attached the estimates and drawings for you, they are suggesting adjusting seven piers on the exterior of the home for $4325."

This is the first time I have to deal  with foundation issues, so any advice on what I need to pay attention to / know / ask will be appreciated.

Thanks!

[Bart H.]

Always ask the question in Texas, it’s a rental, do you need to do it at all?

Every Dallas house has foundation issues, the question to ask, is it out of tolerance? Is it safe?

Depending on the time of year, the soil will move, you might actually be making things worse by raising part of the house.

Every foundation company you bring in will tell you to add piers.

I don’t know the specific property, but my guess is there is a high probability you wouldn’t need to do anything.

Is it pier and beam or on a slab? Do you see cracks going up thru brickwork or do you have corners of the house falling off?